Agenda item

18/03606/FUL

Full application for change of use from agricultural land to industrial site for the erection of manufacturing building with offices, show room, parking, for the re-location of existing business premises to a purpose-built new facility (revised description 17 05 2021

Land South West Of Bricksheds Junction B1342 Belford Station To Belford, Belford

 

Minutes:

Full application for change of use from agricultural land to industrial site for the erection of manufacturing building with offices, show room, parking, for the re-location of existing business premises to a purpose-built new facility (revised description 17 05 2021 

Land South West Of Bricksheds Junction B1342 Belford Station To Belford, Belford

 

H. Marron, Senior Planning Officer introduced the application to the Committee with the aid of a power point presentation.  She advised that an additional letter of objection had been received which was read to the Committee and highlighted concerns in respect of the staffing levels quoted in the report; the need for an updated traffic report due to the increased use of the junction as a result of tourism in the area and usage by heavy goods and agricultural vehicles; there were no policies to support the increased industrial/business capacity of Belford; and the extra noise and pollution that residents would suffer, especially the toxic smoke from the Company’s biomass chimney which has had a serious effect on the health of residents. 

 

As discussions were still ongoing with Highways England a revised recommendation was proposed as follows:-

 

“That this application be GRANTED permission subject to resolution of the objection by Highways England, the following conditions contained within the report, any additional conditions required by Highways England (with the wording of the same to be delegated to the Director of Planning) and a Unilateral Undertaking pursuant to s106 of the Town and Country Planning Act to secure the following legal obligation: Treelocate Limited will cease all operations within the current site once they have taken occupancy of the new site.”

 

The Director of Planning provided further information on how issues he had covered in the mandatory planning training for members were incorporated into the report and the differences between the previous application and this application. He highlighted the Highways England Holding Objection which ensured that highways issues were addressed prior to any approval of an application.  He continued throughout the discussion of the application giving examples of how the training related to the differing aspects of the report and how these could be taken into consideration. 

 

Mr J Wallace, Agent on behalf of the applicant Mr M Nesbitt, addressed the Committee speaking in support of the application.  His comments included the following information:

 

·       Treelocate was a leading manufacturer and distributor of artificial trees, flowers and foliage across the UK and internationally. The business was established in Northumberland 25 years ago and had opened a further site in Dubai in 2019.

·       Since 2019 the Company had exported to 34 countries and was looking to increase this to 25% of turnover, with clients such as Euro Disney, Disney and the Four Seasons Hotel Group plus other theme parks, hotels and shopping malls.

·       The Company had been on its current site in Belford since 2005 but had expanded and diversified over time with piecemeal development on the existing site to incorporate manufacturing, which was not sustainable as the business continued to grow. The Company had outgrown the existing site and had to rent storage space to fulfil larger orders. 

·       A suitable purpose built facility was required of a scale which would allow growth to the manufacturing side of the business.  A lot of employees lived locally and either cycled or walked to work and as a family business it was important to relocate in Belford as close as possible to the existing site in order to retain these skilled workers which was the reason the business could not relocate to larger towns such as Berwick or Cramlington.

·       He did not agree with the characterisation of the workforce which had been referenced by the Objector. During Covid many businesses had to fluctuate the levels of workforce, however these were now coming back to pre-pandemic levels and it was hoped numbers would continue to grow.

·       The need for this expanded provision was not envisaged during the drafting of the Local Plan, however it was now required due to the success of the growing business which now employed 50 people in a rural location.

·       The Company had agreed to all mitigation including the Unilateral Undertaking requested by Highways England.

·       Mr Nesbitt had asked that the Committee be advised that Treelocate very much looked forward to working with officers over the next 12 months to deliver the scheme should it be approved.

 

In response to questions from Members of the Committee the following information was provided:

 

·       Public Protection had considered the construction and operational aspects of the site and had requested additional information on how the business worked and activities undertaken on site and had come to the conclusion that the proposal was acceptable in terms of noise. 

·       One of the issues with the existing site was that it was directly adjacent to the grain processing plant so it was difficult to differentiate the noise sources.  The current site was crammed in and had an old fashioned site layout with lots of activities taking place outside, the new site showed that predominately activities would take place inside the new purpose built facilities.  Having all facilities in one unit would allow better management and control of the site. 

·       Highways England would not accept a condition attached to any permission granted which required the closure of the business on the existing site once it had relocated onto the new site as planning conditions were able to be varied.  Highways England required assurance that no slow moving vehicles would be crossing the A1 between the premises of one business operating on sites on either side of the A1 and therefore the use of a formal Legal Agreement was required to ensure that once the new premises were brought into operation, Treelocate would cease to operate any part of their business on the original site.  The original site would remain as allocated for business/industrial use and could be used by another company.  It had been a long process to get to the position where Highways England were reassured that the Legal Agreement would be enforceable.

·       Bunding was proposed to the front, along the B3649 but no elevational details had been provided. It was acknowledged that there was some identified harm to the landscape.  There were reserved matters to deal with the landscaping which would also offer the most screening and ensure the biodiversity value of the planting.

·       The majority of the proposed route for dualling the A1 was within the existing A1 corridor.  Highways England had been consulted and were comfortable with the design of this.  The final designs for the dualling had not be agreed, but they had looked at the footprint and are satisfied and the Planning Department was involved in the dualling process.  The Director of Planning advised that if Members were minded to approve the application then in corresponding with Highways England it would be stated that “it was assumed as per the public hearing into the dualling of the A1 that you are satisfied that your comments in relation to this scheme had been considered in any dualling proposals”.

·       The A1 was heavily vegetated and between the proposed application site and the AONB there was the grain processing plant which had more effect on the AONB.  The existing hedgerow on the A1 was to be retained.  The Director of Planning advised that if Members were minded to approve the application, then a visit could be undertaken to view the site from different angles to ensure that the landscaping to be provided was satisfactory with the Agent advising that if any amendments were required they would be happy for this.  A tweak to Condition 21 was suggested that would state “to reflect both short medium and longer views into the site from all logical viewpoints”.

·       The applicant would be happy for a condition to be added for a scheme to be agreed for the provision of electric vehicle charging points with the standard wording delegated to the Director of Planning and Chair. 

 

Councillor Renner-Thompson proposed acceptance of the recommendation to approve the application as set out in the revised recommendation above with the following amendments to conditions:

 

·       Condition 21 – insert “to reflect both short, medium and longer views into the site from all logical viewpoints”

·       Additional standard condition to be added in respect of Electric Vehicle Charging points with the wording delegated to the Director of Planning and Chair. 

 

Assurance was provided by Officers on the work undertaken over a  long period of time in respect of the Legal Agreement being used to address the concerns of Highways England in order to try to ensure that it could not be circumvented. Discussions were still ongoing and if Highways England did not agree to the Legal Agreement then the matter would be referred back to Committee. 

 

Councillor Dodd seconded the motion to approve the application as detailed above.

 

In discussing the application Members recognised that this was a Company that had grown with a workforce that was routed in the community and if the application was not allowed then the business could be lost from Northumberland.  It was suggested that when considering the landscaping scheme, that large trees species should not be planted next to very busy roads due to the potential for serious injuries in the event of any road traffic collisions. Councillor Hill advised that she could not support the application at this time as she thought there could be problems ahead.   Councillor Renner-Thompson in summing up stressed that rural Northumberland could not rely on tourism and farming to sustain the economy it needed other businesses and the applicant had done a lot to allay any concerns.

 

A Vote was taken on the motion to approve the application as outlined above as follows: FOR 13; AGAINST 1; ABSTENTIONS 0.

 

RESOLVED that the application be GRANTED permission subject to resolution of the objection by Highways England, the conditions contained within the report, the amendment to condition 21 - to reflect both short, medium and longer views into the site from all logical viewpoints” the additional standard condition to be added in respect of Electric Vehicle Charging points with the wording delegated to the Director of Planning and Chair and any additional conditions required by Highways England (with the wording of the same to be delegated to the Director of Planning) and a Unilateral Undertaking pursuant to s106 of the Town and Country Planning Act to secure the following legal obligation: Treelocate Limited will cease all operations within the current site once they have taken occupancy of the new site.”

 

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